Can a duplex be rented as a 4plex.

[Ray Loveless]

In Utah I recently came across an interesting building I would like to purchase.   From the outside it looks like a typical 2 ded 1 bath 4 plex( 2 doors up stairs, 2 doors down stairs, 4 kitchen, etc).  However it's zoned as a duplex with the city(has 2 gas meters, 2 furnaces, 2 waterheaters).  The property owner currently pays the utilities and it needs some work.  the 2 bottom units are vacant. 

realistically.. I don't think the city would re-classify this property as a 4 plex.  Plus it could be expensive.  Would I be able to legally rent out the property to 4 different families?  I currently rent out some of my properties to students where the the 2 students aren't related.  Can't I do a similar thing with this property?

  This property is a good deal and i'd like to purchase it.  What do you guys think?  Should I steer clear of a property like this?  any Gotcha's I'm missing?  

Thanks!

[Corby Goade]

Most cities have planning desks where you can meet with city planners without an appointment. They'll discuss city codes, permitting and zoning with you. I believe this is one of the most untapped resources available to everyone. Head down there, ask them about the specific property and tell them what you'd like to do. They'll tell you if it's possible, and if so, if it's probable. Who knows- it could be impossible or it might be simple and fairly inexpensive, but you can get a fast and free answer at city hall.